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Planning Board approves site plan for 10 Independence Ave with streetscape, stormwater and other conditions
Summary
After public comment raised concerns about height, traffic and historic context, the Planning Board approved Marina Bay Management's site plan for 10 Independence Ave (case 2024-13) subject to 20+ conditions including engineered streetscape plans, ADA ramps, drainage controls and a $20,000 traffic impact contribution.
The Quincy Planning Board on Dec. 18 approved the site plan and associated special permit requests for 10 Independence Avenue (planning case 2024-13), following a continuation of a public hearing and extensive public comment. The approval is subject to the department's 20-plus special and general conditions covering streetscape design, drainage, erosion control, inspection requirements and an impact fee.
The applicant's representative, Jeff Toccio of Marina Bay Management Services, said the rooftop mechanicals and elevator head house are recessed and largely not visible from nearby sidewalks and intersections. "This will actually happen if the, the project is approved," Toccio told the board, describing rooftop condensers' locations and sightline studies that, he said, show limited visibility from Franklin and Independence streets.
Neighbors and expert commentators urged caution. Ken Reardon, a professional planner and UMass Boston instructor, said the proposed upper massing is incompatible with adjacent historic resources and urged more setbacks, plantings and design features to reduce heat effects and visual bulk. "To put across the street from that national park site a five-story building is just, I think, unthinkable," Reardon said, and asked the city to consider affordable set-asides if a height/zoning exception is requested. Mary Ann Peek, superintendent at the Adams National Historical Park, asked the board to heed Reardon's design concerns.
A nearby resident, Clark Zara of 7 Independence Ave, said the current site is blighted and voiced support for redevelopment that addresses safety and uses the property. The applicant responded to concerns, noting the project is a four-story building with a partial top story within a mansard roof rather than a full five stories.
Planning staff recommended approval under Quincy's zoning ordinance (Title 17 Section 9.5.1) and a special permit for a parking waiver (5.1.17) with conditions. The department read conditions requiring DPW and the Department of Traffic, Parking, Alarm and Lighting (TPAL) to review engineered streetscape and restriping plans, reconstruction of sidewalks to ADA/AAB standards, submittal of drainage permits and a pre-construction erosion-control inspection, televised inspection of sewer/main lines pre- and post-development, a recorded stormwater operations-and-maintenance plan, asbestos survey and health-department approvals for demolition, and a required impact contribution of $20,000 to TPAL for roadway and signal elements.
The board voted to accept the department's recommended special and general conditions and approved the project by voice vote; members recorded no oppositions on the record.
Next steps: the approval is conditioned on the applicant obtaining all necessary variances or special permits (including any zoning-board authority over height), final engineered streetscape and restriping plans approved by DPW and TPAL prior to building permit issuance, and meeting the listed environmental and construction-management conditions.
